We build private houses, guest properties and small apart-buildings in Adjara and across Georgia: design, permit, foundation, structure, engineering and finishing. We have been working since 2014, and we do not start without a permit — legalising a finished house costs more and takes longer than doing it in order.
What we build
- private houses in block with a monolithic frame;
- timber frame houses, closed within one warm season;
- guest houses, small hotels and apart-buildings;
- extensions and added floors with a structural survey and documents;
- reconstruction of older buildings, with two estimates to compare;
- retaining walls and slope works, swimming pools;
- facades and roofing, garages and carports;
- fences and landscaping, landscaping works.
Ground and water come first
Most plots here are either close to the sea with a high water table or on a slope. Both decide the budget before the architecture does. By the water it means a geological survey, a slab or piles, plinth waterproofing and drainage around the house, and usually no basement: doing one properly costs more than building the same area above ground. On a slope it means a retaining wall with reinforcement and drainage outlets, built before the excavation — once the house stands, machinery can no longer reach the slope.
We check all of this before the sketch, not after the excavation, because that is where projects go over budget. Where you have not bought the plot yet, we check the zone, the building coefficient, the access for machinery and the distance to utilities before the deposit.
Documents
Architectural design, municipal permit, commissioning and the registry update are on us. For an extension or an added floor we start with a structural survey: a trial pit at the foundation, walls and floors, so the engineer can calculate what the existing building will carry.
Timing
Design and permit one to three months, foundation three to six weeks, structure with roof three to four months, engineering and finishing another three to five. A timber frame house can be closed within a single warm season. In the mountains the wet processes run roughly from May to October, and we plan around that window.
Price and warranty
The same house costs differently on flat ground and on a slope, so we quote a range by phone and prepare an itemised estimate after visiting the plot. Payments are released against completed stages, never in advance. Warranty: five years on the structure, three on concealed engineering, two on finishes.
Where we work
Batumi and Adjara, Kobuleti, Gonio, the Guria coast, the mountain municipalities and the large cities. A finished house can be furnished from our own workshop and placed under upkeep while you are away.
